Real Estate Financial Modeling Tools

Standard Version: Mixed-Use Apartment/Multi-Family Building Ground-Up Development Pro-Forma Template



Academic / U.S. Military Price

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 Download the Assumptions tab in Excel (no formulas)

 Download Sample PDF Reports


An Excel-based analysis tool for the ground-up development, operation and ultimate sale of an apartment/multi-family rental building with or without ground-floor retail and with or without income-producing parking. The model is monthly in nature, and it is a 100% unlocked Excel file with fully transparent formulas that can be further tailored to suit the particulars of your transactions.

User-Friendly Features

  • Compatible with both PC and Mac
  • Includes instructions for use, with detailed annotations tied to select cells
  • Two-page assumptions input and reporting screen optimized for dashboard-style viewing
  • Persistent calculation checks and data validation protections to prevent faulty inputs
  • Hyperlink navigation enables fast, intuitive access to all tabs
  • Institutional-quality print-ready reporting tabs that are brandable to your company
  • S-Curve distribution of Soft Costs by individual line item
  • No circular references impacting the calculation of the construction loan size and funded interest
  • Includes copy/paste tab for “next buyer” analysis to be housed and presented in REFM’s Valuate® web-based software

Functional Highlights

  • Separate unit mixes, rents and absorption for market rate and affordable/rent-controlled units
  • Dynamic hard cost allocation based off of a Bell-Shaped curve
  • Retail tenant improvements (TIs) and leasing commissions (LCs)
  • Valuation and disposition of the retail component independently of the residential component
  • One layer of construction financing and a permanent takeout loan
  • Up to two joint venture equity partnership players with an IRR-based Preferred Return and a residual cash flow split

Equity and Debt Financing Default Settings

The model is set up to reflect the following:

  • Sponsor invests in full, then Third Party Investor (if any)
  • Any operating and financing deficits are funded by Equity on a pro-rata basis
  • Senior Loan funds last, has a Funded Interest Reserve, and is repaid from net sales proceeds of apartment building and retail unit dispositions, or from refinancing proceeds from Permanent Loan.

Model Tabs

1    Back of the Envelope Model
2    Assumptions Input
3    Capital Structure Exhibit
4    Unit Mix and Operating Expense Input
5    Monthly Sources and Uses of Funds Input
6    Monthly Cash Flow Exhibit
7    Joint Venture Partnership Structure Input
8    Monthly Profit Sharing Exhibit
9    Annual Sources & Uses Exhibit
10  Annual Cash Flow Exhibit
11  Joint Venture Partnership Returns Exhibit
12  Monthly Permanent Loan Amortization Schedule
13  Construction Bell Curve Lookup Table
14  Hard Costs Budget Schedule Input
15  Soft Costs Budget Schedule Input

Model Timeline

31 years (expandable)


Print-ready, brandable reports are included in the model. See the Sample Reports link above.

License Type And Multiple-User Pricing

Licenses are sold on a per-user basis
Multi-user pricing quotes are available here

Included With Purchase

  • Blank template (inputs are all set to zero) and a version of the template with a sample deal loaded in
  • 1 year of online ticket-based support
  • Ability to upgrade to the Pro model by just paying the difference in price

Need more power or flexibility?
Support Level

Standard Support, Priority Support

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